Complicated land development regulations, not enough affordable housing and too much authority given to the village planning director position were among the issues Local Planning Agency members heard during an Oct. 10 meeting at Founders Park Community Center. Some fixes are on the way, but some will likely take some time.
Dan Gulizio, planning director, took to the podium to provide an in-depth presentation to the LPA on everything from the intent behind the area of critical state concern to goals within the village’s comprehensive plan that haven’t been met. Gulizio said when looking at the problems facing Islamorada, policy and decision-making are often examined and scrutinized. But Gulizio said he looks at a bigger set of problems — primarily a compromised regulatory process.
“That can be compromised by everything from petty politics to narrow-minded interests to simple greed,” he said. “When you’re seeing bad policy and decision-making, if you just focus on that and not the fact that the integrity of the regulatory process is compromised, I think ultimately you don’t get sustainable change and meaningful change you need.”
Overall, Gulizio said, the village’s land development regulations are complicated administratively. And ironically, he said some parts are over-detailed yet lack some basic standards. In particular, Gulizio said there are too many zoning districts, 29, in a village of roughly 7,000 people. As for the village’s highway commercial district, there are 56 uses and 130 conditional uses.
“That runs the gamut from single-family homes to a car wash and outdoor storage. From a planning standpoint that’s too many uses.”
In addition, less than a third of the village’s zoning districts provide for a minimum lot requirement. For instance, village commercial districts have no minimum lot area or maximum lot area requirement. Gulizio acknowledged that it’s “poorly drafted code.” Issues such as providing for minimum lot requirements is an easy fix, he said.
“It will be increasingly important as more pressure is put on the housing stock,” he said. “For every two-bed or one-bed, 1,500-square-foot house we have, there will be pressure already in the coming months and years to take every one of those off the market, transfer the TDR (transfer development rights) to a different lot to build an eight-bedroom, 10,000-square-foot McMansion.”
Gulizio said he’s drafted amendments to address certain matters such as including boat dealerships in tourist development districts. Current language didn’t have boat dealerships as an allowable use. Gulizio is also addressing home occupations in residential neighborhoods. As of today, there’s no restriction on the type of business someone can have at their home. Not only that, outside employees can come in and work, and the business can add displays and storage.
“Those things go beyond what I’ve seen to maintain residential character to a structure,” he said.
Gulizio said he’s also seeking annual inspections of commercial properties by building officials to ensure permits are being pulled for the work being done. And he’s hoping to create a much simpler process for those needing a permit.
Broad authority given to the planning director is another issue Gulizio is looking to address. He said he’s hoping to create a review planning committee that includes village officials and three citizens.
“I think it ought to be considered as we move forward,” Gulizio said.
LPA members were complimentary of Gulizio’s presentation on the issues facing the village. Susan Raffanello said Gulizio got a handle on something that needed to be handled for decades. For Stan Zuba, seeing photos that showed the village before the wave of development to today was an eye opener.
“When you look at those pictures, you realize we’re on the cusp. We either do something now or the Keys are no more,” he said.
Tony Hammon said the village faces a two-headed monster: a crying need for affordable housing and dwindling building permits.
“I don’t know what the future of the Keys is going to look like unless we get a handle on this,” he said. “I’m not sure we’re going to be able to solve these things.”
